1825 Eisenhower St · Gadsden, AL 35904

$87,000

3 bd · 1.0 ba · 995 sqft · SingleFamily public records · 24 Days on market

Built 1948 Est $70k · 25% over

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +25.3/30.0
• DSCR +8.3/10.0
• 1% rule +5.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Super cute home, this 3/1 is located in south Gadsden on a quiet dead end street. home has new carpet and vinyl plank laminate. Large backyard has plenty of room for you children or fur babies to roam without out ever leaving the back of the house.

Key facts

• Privacy fence
• Shower tub
• Built 1948

Tags

• PRIVACY FENCE
• HUGE ABOVE GROUND POOL
• SHOWER TUB
• FLOORING REDONE IN LIVING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($899 rent vs $87k).
• Recommended offer: $86k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 5.1% in Gadsden — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 59/100 on livability (#335 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools C-, crime F, amenities F.
• Gadsden City (urban): math 15% / reading 39% proficiency, ranked #87 of 129 in AL (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 84 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 119 units permitted in Etowah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $601 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Etowah County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,695 (1.5% below list)

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.72%
• DSCR: 1.43
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $69,650
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1321 S 11th St	0.11mi	2/1.0 (-1)	1,034 (+4%)	3mo	$72,000	$70	81
1825 Eisenhower St	0.00mi	3/1.0	1,002 (+1%)	23mo	$82,000	$82	79
1703 Bryant St	0.41mi	2/1.0 (-1)	948 (-5%)	1mo	$105,000	$111	67
1518 Fillmore Ave	0.40mi	2/1.0 (-1)	1,008 (+1%)	9mo	$17,000	$17	66
1218 Jupiter St	0.64mi	3/1.5	1,025 (+3%)	11mo	$55,750	$54	54
2106 Adams St	0.66mi	2/1.0 (-1)	940 (-6%)	10mo	$101,500	$108	47
1207 South 10th St	0.70mi	2/1.0 (-1)	1,024 (+3%)	21mo	$47,000	$46	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-5,759
• Equity at exit: $12,972

10-year hold

• IRR: 3.3%
• Equity multiple: 1.23×
• Total profit: $5,723
• Equity at exit: $7,522

Cash invested: $24,360 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Alabama: 90 Strongly Landlord-Friendly · R+15
• County: — inherits STATE
• City: — inherits STATE

Right-to-evict in 7 days for non-payment; no rent control; preempted statewide; courts move quickly.

Methodology + full state rankings →

ZIP-level market 35904

• Home prices YoY: -17.1%
• Active inventory: 84
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $899 medium
• Mortgage (P&I): −$456
• Tax from tax record: −$20 /mo · $244/yr
• Insurance: −$36
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $131

Break-even live

Break-even rent $733

Max offer price $87,000

Occupancy floor 80%

Sensitivity live

Price	-10% $180	-5% $156	+0% $131	+5% $106	+10% $82
Rent	-10% $60	-5% $95	+0% $131	+5% $166	+10% $202
Rate	-1.0pp $175	-0.5pp $153	base $131	+0.5pp $108	+1.0pp $85

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
409 S 6th St Gadsden, AL	1.0–2.0	1.0–2.0	907	$899	$0.99	44d	1	1.34mi

Listing history 25 events

1. 2026-06-19
   days on market $87,000 Active 24 DOM
2. 2026-06-18
   days on market $87,000 Active 23 DOM
3. 2026-06-17
   days on market $87,000 Active 22 DOM
4. 2026-06-16
   days on market $87,000 Active 21 DOM
5. 2026-06-15
   days on market $87,000 Active 20 DOM
6. 2026-06-14
   days on market $87,000 Active 18 DOM
7. 2026-06-12
   days on market $87,000 Active 17 DOM
8. 2026-06-09
   days on market $87,000 Active 14 DOM
9. 2026-06-08
   days on market $87,000 Active 13 DOM
10. 2026-06-07
    days on market $87,000 Active 12 DOM
11. 2026-06-07
    days on market $87,000 Active 11 DOM
12. 2026-06-04
    days on market $87,000 Active 8 DOM
13. 2026-06-02
    days on market $87,000 Active 7 DOM
14. 2026-06-01
    days on market $87,000 Active 6 DOM
15. 2026-05-31
    days on market $87,000 Active 5 DOM
16. 2026-05-31
    days on market $87,000 Active 4 DOM
17. 2026-05-26
    listed $87,000 Active
18. 2024-07-11
    soldstatus $82,000 Sold 251-char remark

    Show marketing remark (251 chars)

    Super cute home, this 3/1 is located in south Gadsden on a quiet dead end street. home has new carpet and vinyl plank laminate. Large backyard has plenty of room for you children or fur babies to roam without out ever leaving the back of the house.

19. 2024-06-26
    historical Contingent 251-char remark

    Show marketing remark (251 chars)

    Super cute home, this 3/1 is located in south Gadsden on a quiet dead end street. home has new carpet and vinyl plank laminate. Large backyard has plenty of room for you children or fur babies to roam without out ever leaving the back of the house.

20. 2024-05-27
    price $82,900 251-char remark

    Show marketing remark (251 chars)

    Super cute home, this 3/1 is located in south Gadsden on a quiet dead end street. home has new carpet and vinyl plank laminate. Large backyard has plenty of room for you children or fur babies to roam without out ever leaving the back of the house.

21. 2024-05-14
    price $87,900 251-char remark

    Show marketing remark (251 chars)

    Super cute home, this 3/1 is located in south Gadsden on a quiet dead end street. home has new carpet and vinyl plank laminate. Large backyard has plenty of room for you children or fur babies to roam without out ever leaving the back of the house.

22. 2024-05-08
    listed $92,900 Active 251-char remark

    Show marketing remark (251 chars)

    Super cute home, this 3/1 is located in south Gadsden on a quiet dead end street. home has new carpet and vinyl plank laminate. Large backyard has plenty of room for you children or fur babies to roam without out ever leaving the back of the house.

23. 2022-05-20
    soldstatus $40,000 Sold 274-char remark

    Show marketing remark (274 chars)

    Are you looking for an affordable home in the Gadsden area? If so, we have one for you! This charming home has a new metal roof, living room, eat in kitchen, 3 bedrooms, 1 full bath and sits on a 50'x150' lot. Close to schools, downtown shopping and I59. Check this one out!

24. 2022-04-09
    historical Contingent 274-char remark

    Show marketing remark (274 chars)

    Are you looking for an affordable home in the Gadsden area? If so, we have one for you! This charming home has a new metal roof, living room, eat in kitchen, 3 bedrooms, 1 full bath and sits on a 50'x150' lot. Close to schools, downtown shopping and I59. Check this one out!

25. 2022-03-29
    listed $49,900 Active 274-char remark

    Show marketing remark (274 chars)

    Are you looking for an affordable home in the Gadsden area? If so, we have one for you! This charming home has a new metal roof, living room, eat in kitchen, 3 bedrooms, 1 full bath and sits on a 50'x150' lot. Close to schools, downtown shopping and I59. Check this one out!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $244 · $20/mo
• Projected year-2 tax: $357 · $30/mo
• Expected delta: +$113/yr (+$9/mo · 46.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,788
• − Mortgage interest: −$4,873
• − Property taxes: −$244
• − Insurance: −$1,232
• − Repairs & maintenance: −$863
• − Management: −$863
• − Depreciation: −$2,531
• Taxable income: $181
• Est. tax owed @ 24.0%: −$43
• After-tax cash flow: $1,528/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Gadsden City
• NCES district ID: 0101620
• Math proficiency: 15% ▼ -27.00%
• Reading proficiency: 39% ▼ -2.00%
• Median HH income: $29,099
• Composite: 21.62/100
• National rank: #8292
• State rank: #87 of 129 in AL

Livability — Gadsden

• Score: 59/100
• State rank: #335
• US rank: #20131

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety F User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gadsden, AL
• Population (ZIP): 13,571

Population outlook (Etowah County) Hauer SSP2

• Today (2025): 100,500 people
• By 2030: 98,488 · -2.0%
• By 2040: 93,731 · -6.7%
• By 2050: 88,681 · -11.8%
• By 2075: 76,746 · -23.6%
• By 2100: 65,373 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 13% Hispanic / Latino 8% Two or more races 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Serbian 1% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Etowah

• 2024 margin: Solid R (+55.7) · D 21.8% · R 77.5%
• 2008→2024 swing: -17.5pp toward R · 2008: -38.2pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+50.2 2016: R+50.1 2012: R+38.4 2008: R+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.06%
• Current HPI: 213.3981
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

+74.3% since first listed

9 events — show timeline

• 2026-05-26 Listed $87,000 FSBO.com
• 2024-07-11 Sold (MLS) $82,000 VMLS
• 2024-06-26 Contingent — VMLS
• 2024-05-27 Price Changed $82,900 VMLS
• 2024-05-14 Price Changed $87,900 VMLS
• 2024-05-08 Listed $92,900 VMLS
• 2022-05-20 Sold (MLS) $40,000 VMLS
• 2022-04-09 Contingent — VMLS
• 2022-03-29 Listed $49,900 VMLS

Property tax history

+2.2%/yr

Latest (2025): $244 · +0.0% YoY. Source: county tax records.